Property Investment Calculators
15 free, easy-to-use tools designed for Australian property investors. Negative gearing, stamp duty, land tax, borrowing capacity, rental yield, cash flow, ROI, tax benefits, capital growth, CGT, rent vs buy, and equity unlock analysis.
Updated for 2026. No email required. Instant results.
Updated for the enacted 2026 NG / CGT reforms
Six of our calculators (CGT, Negative Gearing, Property Tax, Capital Growth, Cash Flow, ROI) have been updated to model the Federal Budget 2026 NG/CGT reforms. Each affected tool shows a `Budget 2026` badge below. The reforms were enacted in June 2026 and commence 1 July 2027. The 7:30pm AEST 12 May 2026 acquisition cut-off governs negative gearing; the CGT transition applies to every qualifying asset through a deemed sale at market value on 30 June 2027, regardless of purchase date. Outputs are estimates only. Always consult a registered tax agent. Read the full reform guide →
Australian Property Toolkit Suite
The free calculators above answer one question at a time. The integrated toolkits below model the whole picture — Budget 2026 reforms built in, ATO Rental Schedule from the ground up, 41 tabs across two Google Sheets.
Investment Toolkit
$14.99
21 calculators · Budget 2026 NG quarantine, CGT indexation, Division 296 · A–F deal score
Master Bundle
$19.99 save $9.99
Both toolkits, 41 tabs · Full investor lifecycle · One purchase, one download
Management Toolkit
$14.99
20 tabs · ATO Rental Schedule (not US Schedule E) · Depreciation, tenants, up to 50 properties
Discover Your Property Investment Profile
Two quick quizzes to help you invest with confidence — check your readiness first, then find your ideal strategy.
Are You Ready to Invest?
Score yourself across 4 key dimensions — financial foundations, strategy clarity, risk tolerance, and market knowledge. Get personalised action items before you commit.
12 questions • 2 minutes
What Type of Investor Are You?
Discover your ideal investment strategy. Get personalized market recommendations, matched opportunities, and professional guidance based on your goals.
8 questions • No email required to start
Research & Readiness
Assess your position before you start
Investor Readiness Quiz
12 questions, 4 dimensions. Find out exactly how ready you are to invest in Australian property — and get a personalised action plan to close the gaps.
Borrowing Capacity Calculator
Determine how much you can borrow for a home loan based on income, expenses, DTI limits, and lender serviceability criteria.
First Home Buyer Checker
Check your eligibility for federal First Home Guarantee schemes, state grants up to $50,000, and stamp duty concessions. See what you qualify for.
Rent vs Buy Calculator
Should you rent or buy? Model both paths with P&I amortisation, opportunity cost, state stamp duty, and break-even analysis. City presets for all major Australian capitals.
Property Market Cycle Indicator
See where Perth, Brisbane, Adelaide, Sydney, and Melbourne currently sit in the property market cycle — with key stats and investor insights for each city.
Purchase & Costs
Understand the true cost of buying
Stamp Duty Calculator
Calculate stamp duty (transfer duty) for property purchases across all Australian states. Includes first home buyer concessions and foreign buyer surcharges.
Land Tax Calculator
Compare land tax across all Australian states and territories. See how ownership structure affects your tax bill and discover which states offer the lowest land tax.
Property Tax Calculator
Updated for Budget 2026Calculate negative gearing tax benefits, depreciation deductions, and your effective after-tax property costs based on your income bracket.
Returns & Cash Flow
Model your ongoing investment performance
Cash Flow Calculator
Updated for Budget 2026Project monthly and annual cash flow for rental properties including negative gearing tax benefits and after-tax returns.
Rental Yield Calculator
Calculate gross and net rental yields for investment properties and compare against market benchmarks across Australian cities.
Negative Gearing Calculator
Updated for Budget 2026Calculate your weekly out-of-pocket cost after ATO tax benefit (including Medicare levy). Enter rent as weekly, fortnightly, or monthly — and see how depreciation boosts your tax savings.
ROI Calculator
Updated for Budget 2026Calculate total return on investment including capital growth, rental yield, negative gearing tax benefits, and year-by-year projections with Bear/Base/Bull scenarios.
Capital Growth Calculator
Updated for Budget 2026Project future property values based on historical growth rates and estimate capital gains tax with inflation adjustment.
CGT Calculator
Updated for Budget 2026Calculate capital gains tax when selling an investment property. Includes 50% discount, full cost base builder, selling costs, and net proceeds after tax for all states.
Sell or Hold Planner
Updated for Budget 2026Should you sell before the 1 July 2027 changes, or hold? Model one property or your whole portfolio: the gain to 30 June 2027 keeps the 50% discount, later growth is indexed with a 30% minimum, each property is tagged grandfathered / quarantined / new-build, and the planner ranks which to sell first.
Why Use Our Tools?
Australia-Specific
Built for Australian investors. Includes negative gearing, tax brackets, depreciation rules, and state-specific regulations.
Instant Results
Real-time calculations. See how changes to property details, interest rates, or income affect your investment outcomes instantly.
Private & Free
Calculations run in your browser. No data stored, no email required. Use as many times as you want—completely free.
Important: Not Professional Advice
These tools provide estimates and general information only. They should not be relied upon for financial advice, tax planning, or investment decisions.
Before investing or making tax-related decisions, consult with a qualified financial advisor, accountant, or tax professional who understands your specific circumstances.
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